Knowledge base
Answers to questions people ask before buying abroad for the first time.
Articles by country
Taxes, law, returns and risks - concise, with figures and links to primary sources.
Cyprus · Taxes · 4 minCyprus: 19% VAT and Its Impact on Rental Yields
An investor buying an apartment from a developer to rent out will almost always pay 19% VAT, not 5%. That immediately cuts the yield: 5.4% of the pre-tax price becomes roughly 4.5% of the actual investment.
Cyprus · Buying · 4 minCyprus: How Much Does a Purchase Cost Beyond the Price?
As of 1 January 2026, stamp duty no longer applies in Cyprus. The main additional cost when buying from a developer is VAT at 19% or 5%; no transfer fee is payable when VAT applies.
Bali · Returns · 4 minBali: Why Advertised Yields Don't Match Independent Estimates
Global Property Guide's independent estimate puts gross yields for villas in Bali at 2.93-5.47%, averaging 4.24%. Double-digit figures in advertisements are almost always based on a nightly-rental scenario before expenses, and do not account for the long-term lease losing value over time.
Bali · Legal · 5 minBali: Long-Term Leases, Land Rights for Foreigners, and PT PMA
Foreigners in Bali cannot own land on a full ownership basis. There are three legal options: a long-term lease, Hak Pakai, or a PT PMA company. Since February 2026, using an Indonesian nominee to hold land has been expressly prohibited at the provincial level.
Greece · Taxes · 4 minGreece: 15% tax for non-EU buyers - what we know as of November 2026
A bill proposing a 15% tax was submitted to Parliament in early November 2026, but has not yet been passed. If adopted in its current form, the property transfer tax for tax residents of countries outside the EU and EEA will rise from 3% to 15% (from 3.09% to 15.45% including the municipal surcharge) for final contracts signed from 1 July 2027.
Greece · Residence permits · 4 minGreece: Golden Visa - thresholds by area and what has changed
Since 1 September 2024, the minimum investment for a Golden Visa through real estate is €800 000 in Attica, Thessaloniki, Mykonos, Santorini and the major islands, and €400 000 elsewhere. The investment must be in a single property of at least 120 m², and short-term rentals are prohibited.
Thailand · Legal · 4 minThailand: 49% Condominium Quota, Condos in Full Ownership and Villas on Long-Term Lease
A condominium apartment is the only widely available way for a foreigner to obtain full, perpetual ownership in Thailand. The quota is 49% of the total floor area of all units in a building; proposals to raise it to 75% and allow 99-year leases had not been adopted as of November 2026.
Thailand · Risks · 4 minThailand: Is Short-Term Rental Legal (Hotel Act and the 30-Day Rule)?
Renting out accommodation in Thailand for less than a month is considered hotel business. Operating without a license is a criminal offense, and a condominium unit cannot be used for hotel business at all. Rental yield calculations for a condo should be based on rentals of one month or longer.
Georgia · Risks · 4 minGeorgia: Buying Off-Plan Without Escrow - How to Reduce Your Risk
Georgian law does not require escrow for the sale of homes under construction: the buyer’s money goes directly to the developer. Buyers must assemble their own protection through milestone payments, preliminary registration of rights with NAPR, and checks of construction permits.
Georgia · Returns · 4 minGeorgia: 5% Rental Tax and Real Returns in Tbilisi and Batumi
Long-term residential rentals by individuals in Georgia are taxed at 5% of gross rental income, with no deductions. Gross yields are 8-9% in Tbilisi and around 7% in Batumi; after tax and vacancy, a realistic figure for Tbilisi is around 7%.
Country guides
Ownership rights for foreign buyers, purchase and ownership taxes, rental rules and exit options. Concise, with links to official sources.
Cyprus
Full ownership (perpetual ownership of the property). Buyers from outside the EU need permission and may purchase up to 2 properties.
Bali
No full ownership (perpetual ownership is not available). Options include Hak Pakai, HGB through a PT PMA company, and long-term lease (the right to use the property for the term of the contract, without ownership).
Greece
Full ownership (perpetual ownership of the property) is available to foreigners.
Thailand
Condominiums - full ownership (perpetual ownership of the apartment) within the 49% quota. No direct land ownership; leases are available for up to 30 years.
General questions
Why is your service free for me?
The agency's services are paid for by the developer, not the buyer.
Will you promote projects that pay you more?
Our goal is for you to buy and come back for a second property or refer someone you know. That only works if the first property suits your needs. That's why we explain the risks of each project and tell you when we do not recommend one.
Can I buy without travelling?
In many countries, yes: online viewings, electronic documents and signing by power of attorney. We will let you know in advance if the law requires you to be there in person.
Who do I transfer the money to?
To the developer or to a protected account specified in the contract. You never transfer the purchase funds to the agency.
What happens if construction is delayed?
It depends on the country and the contract. Some countries provide escrow or a bank guarantee; in others, protection must be written into the contract. We check this before you reserve a property and explain it in plain language.
Do I need a lawyer?
Yes. Having a local lawyer represent the buyer is standard practice. We can help you find one and review the contract together.
Do you guarantee a return?
No. We show the calculation and assumptions: price, rent, occupancy, taxes, and expenses. A developer's advertised yield is a claim, not a fact.
Which currency do I pay in?
Usually in the country's currency or the currency specified in the developer's contract. We account for currency risk in the calculation and explain when it may arise.
Does buying a property grant a residence permit?
In some countries, it may, if certain conditions are met; in others, it does not. Rules change, so we check the current requirements with a lawyer as of the transaction date.
What happens after I submit an inquiry?
A consultant will message you through your preferred channel, ask 1-2 questions if needed, and send a shortlist with prices, sources, and risks. We will not call without your consent.
Do you work with clients from any country?
Yes. We work with buyers from any country, and can message you in your time zone, in your preferred language and messenger.
What if I change my mind?
You are under no obligation before reserving a property. You can simply stop replying or write “not interested for now” and we will stop messaging you.
Glossary
- Full ownership - perpetual ownership of the property.
- Long-term lease - the right to use the property for the term of the lease; when the term ends, the property reverts to the landowner unless the lease is renewed.
- Buying off-plan - signing a contract and making payments before the property is completed. The price is usually lower, but the risk of delays is higher.
- Gross yield - annual rental income divided by the purchase price, before expenses and taxes.
- Net yield - rental income after taxes, maintenance, management and vacancy costs.
- Escrow - an account where the buyer's money is held until the contract conditions are met.
Not sure which country to start with?
That’s okay. Start with your goals and budget - we’ll compare the markets for you.
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